VISUALLY DOMINANT
This tower does not reflect the prevailing local character - it would greatly change it
Dominating the streetscape of the adjoining 2 - 4 storey conservation area.
Substantially higher than the adjoining two buildings outside the conservation area of 6 & 7 storeys (Nisa and above Morans).
Interrupting the streetscape from Clapham Road to Elephant & Castle with the tallest roadside tower, and out of scale with the mainly Georgian properties.
Outside of a major development area e.g Oval Quarter / Tesco site.
A deviation from recent clustering of high-rise buildings e.g. Oval Quarter, Elephant Park, Vauxhall and other concentrations outside the conservation area.
Kennington is HIGH density housing with 15,000 people per KmSq (includes our park). This compares favourably to Zone 1 average of 11,300 per KmSq. The low/mid rise character of Kennington should be preserved. Infill buildings, mansion blocks and one or two storey roof extensions e.g. Stannary St. We should have the right to choose between living in a high rise or low rise areas – particularly when density is already high.
There are towers but away from us.
Tall buildings in the area are in clusters – see blue flags on the map.
Tall buildings are ALL set back from the roadside in the wider area – this one is not.
Towers in the wider area are in clusters & set back from the road
Note the other tower clusters are NOT sufficiently close to determine the ‘character of this part of Kennington’. Reference to them is to illustrate how this tower encroaches on previous best practice of towers being set back.
On Kennington Lane this shows the 4, 9 and 10 storey buildings, with the 17 storey tower clusters set back from the road. This is characteristic with all main tower clusters set back from the road in and around Kennington.
The recently completed ‘Kennington Oval and Vauxhall Neighbourhood Plan’ specifically mentions the local view towards Elephant and Castle. It isn’t yet adopted but still a consideration.
Just imagine how large the new tower will be and it’s right on the roadside - reduced pavement and extending 17 storeys high.
POLICIES - Tall Towers - this one isn’t part of a development area or a comprehensive scheme
The recently completed ‘Kennington Oval and Vauxhall Neighbourhood Plan’ specifically mentions the local view towards Elephant and Castle. It isn’t yet adopted but still a consideration.
This tower is not part of a development area and is not part of a comprehensive scheme. This is what Lambeth Policy states Q26 Tall buildings B i) outside of development areas…
Proposals for tall buildings will only be considered acceptable in established low rise residential neighbourhoods where they are part of a comprehensive scheme which integrates well with the locality.
OPINION
We see reference to the scale and massing and deviation from the areas character as a highly relevant objection and your own reflections on this will support creating a valid objection.